FLYING O MISSOURI RIVER FARM

Flying O Missouri River Farm, located on the Missouri River just west of the attractive small town of Culbertson, Montana, has been in the same family ownership for 81 years. Consisting of approximately 2,577 total deeded acres, 1,784± acres are very productive mostly river-bottom dry cropland and irrigated ground with excellent yields. Adhering to the family motto of “Quality over Quantity”, this extensive and diverse farming operation currently raises malt barley, sugar beets, Durum wheat, spring or winter wheat, and some lentils and peas. Historically, the biggest cash crop on the farm is the 550± irrigated acres of sugar beets. Conveniently located nearby is a piling station in Culbertson and a sugar beet processing facility in Sidney. The construction of the Holly Sugar Corporation’s processing plant in Sidney in 1925 helped make beets the number one cash crop in Richland and Roosevelt Counties, and sugar beets remain a valuable crop along the Yellowstone and Missouri rivers. Both Coors and Anheuser-Busch have bought the malt barley from the farm in the past; the seller was a previous president of the National Barley Growers Association.

With excellent water rights directly out of the Missouri River, currently, 1,178± acres are irrigated under five pivots. In addition to the irrigated acres, there are 606± acres of dry cropland and 773± acres of native range and badlands.

The headquarters is on a separately deeded 20-acre parcel that overlooks the farm ground and out to the Missouri River. The immaculate improvements, including a nice owner’s home, shop, equipment shed, and 80,000-bushel grain storage show pride of ownership throughout. Most of the irrigation and functioning pivots are visible from the house and operate via an app on a mobile device.

Located within the Fort Peck Indian Reservation, this is an extremely diverse and productive farm. In such a vibrant market, one would be hard-pressed to find a farm with this amount of production, quality improvements, and economy of scale in this price range.

Situated in the northeast portion of the state in Roosevelt County, the farm is about 35 miles west of the North Dakota border and about 58 miles south of the Canadian border.

Located 15 miles from the farm, Culbertson is a quaint rural town with a population of 800± people. It has all the services of a Montana ag town including a John Deere dealership, grain shuttle loading facility, United Grain, Anchor Ingredients, credit union, bank, a couple of restaurant/bars, pharmacy, grocery store, hardware/furniture store, bulk-fuel dealer, feed dealer, and the Roosevelt Medical Hospital. Fertilizer can be bought in Culbertson but is currently bought five miles from the farm in Brockton. Most of the crop inputs can be bought within five to fifteen miles of the farm. There is a K-12 school with about 300 students attending. Culbertson has a Class C Montana High School with an eight-man football team, boys’ and girls’ basketball teams, cross country, track, and a speech and drama team.

For a more diverse array of amenities, Sidney is located about 53 miles from the farm. This classic rural Montana town, known as the “Sunrise City”, is the largest town in northeastern Montana with a population of around 5,800 and provides essential resources to the region.

A good array of medical services including specialists and assisted-living accommodations are available in Sidney through the Sidney Clinic, and Sidney Health Center. Mercy Medical Center in Williston, North Dakota is considered the regional hospital in the area and provides extensive services and specialists.

Limited commercial air travel is available through Dawson Community Airport in Glendive and the Sidney-Richland Airport, both of which are serviced by Cape Air and have daily direct flights to and from Billings. A full-service FBO (fixed-based operator) is available to accommodate private aircraft at Sidney-Richland Airport. Williston Basin International Airport offers daily flights to and from Denver through United Airlines.

Billings Logan International Airport provides a wider variety of commercial carriers with national and limited international travel through Allegiant Air, Alaska Airlines, Delta, and United Airlines. Currently, direct flights are available to Denver, Las Vegas, Minneapolis, Phoenix, Los Angeles, and Seattle. Cape Air offers flights to multiple destinations around Montana. For up-to-date flight schedules and airport information, refer to the airport website: www.flybillings.com. Also located at Billings Logan International Airport is Edwards Jet Center offering a full range of FBO services including fuel, aircraft parking, hangar, and maintenance. Visit http://www.edwardsjetcenter.com/ for additional services and information.

Fork Peck Indian Reservation, which encompasses a large swath of land in the northeastern portion of Montana, has a total land area of 2,094,000± acres. The ninth-largest Indian reservation in the United States and the second largest in Montana, it contains five public school districts and Fork Peck Community College, which offers varying associate degrees. Headquartered in Poplar, the college has excellent rail access due to its location on the Amtrak “Hi-Line” route. The reservation is home to two distinct American Indian Nations, and each is composed of numerous bands and divisions. Most of the population on the reservation is located along the southern border near the Missouri River. Although there are estimated to be 11,786 enrolled tribal members, only 6,000± reside on or near the reservation.

Approximate driving distances to other cities and area attractions from Flying O Missouri River Farm are as follows:

Culbertson, MT
Williston, ND
Sydney, MT
Fort Peck, MT
Billings, MT

15 miles
52 miles
58 miles
85 miles
327 miles

Flying O Missouri River Farm operates on approximately 2,577± deeded acres classified as follows:

773±
606±
1,178±
20±

Acres of Native Range and Pasture
Acres of Dry Crop Land
Acres of Flood-Irrigated Crop Land
Acres includes Owner’s Home and some of the Improvements

The consistent soil profile and extended growing season in this region of Montana historically generate tremendous crop yields. The irrigated crop land is very productive with historical yields averaging approximately as follows:

Irrigated Malt Barley:
Irrigated Durham Wheat:
Dry Land Spring Wheat:
Irrigated Sugar Beets:

100 Bushel/Acre
70 Bushel/Acre
40 to 45 Bushel/Acre
30 Tons/Acre

Lentils and peas are planted in late April to early May and harvested in late July through August depending on the year. Crops are rotated on an annual basis depending on the market and soil conditions. The general historic practice and current farmer utilize a 50/50 small-grain sugar-beet rotation.

The farm, which is primarily productive topsoil, consists mostly of Haverland loam and alluvial soils. This type of soil is characteristic along rivers and floodplains and is typically rich in nutrients and highly fertile. The productive soils combined with extremely consistent water produce formidable yields. Although the soil will not grow potatoes, it would be excellent ground to raise alfalfa or an alfalfa/grass crop as it is well drained, most likely getting at least three to four cuttings. There is minimal heavier clay that should remain dryland crop ground on the farm as the soils vary along the river bottom.

Five Valley pivots (three covering 310-315 acres each, one covering 130 acres, and one covering 85-90 acres), provide a large, irrigated base. Three electric pumps including two 75-horse pumps and one 60-horse pump, deliver water to the pivots. The pumps are situated in the river, not in a side channel, therefore any silting or bank erosion in the river will not affect the ability of the pumps to provide water. Only Valley parts have been used for replacement parts. The pivots, which can be controlled remotely with an app on a mobile device, are visible from the home that overlooks the irrigated portion of the farm.

The decreed water rights predate the Fish, Wildlife & Parks 4,000 CFS of instream flow which is required to stay in the river. The Fort Peck Dam and reservoir must release water to be provided downstream from the farm for multiple uses. This indicates that the CFS flow released out of the reservoir will consistently provide the necessary irrigation water even in a dry year. In 2021, during the historic drought, the water was available, and the yields were all very respectable on this farm.

There is an abundance of reserve water that can be obtained through the Conservation District with water rights that will allow expansion of the irrigated base. 70,000 acres of reserve water are available through the Conservation District and only 12,000 acres are currently being utilized. Seldom is this amount of water readily available for additional use. There is an additional 200± acres of dry crop ground that could be developed into irrigated ground with the use of adding corner arms on the existing pivots and the addition of several new pivots. The development of additional irrigated ground could be a relatively easy and streamlined process, which is rare. One would need to apply for the additional water rights through the Conservation District and apply for a new “point of diversion” for additional pivots through the Corp. of Engineers.

Shipping markets, services, and supplies are conveniently located near the farm. All necessary crop inputs are located within 5 to 15 miles of the farm. There is a sugar beet piling station in Culbertson and a sugar beet plant in Sidney. United Grain also has a shuttle loader in Culbertson and handles spring and winter wheat. Fertilizer is available from Horizon Resources in Culbertson or five miles away at the fertilizer plant in Brockton. There is a bulk fuel and feed dealer located in Culbertson. The Durum wheat historically has been shipped to Columbia Grain in Plentywood, MT or Farmer’s Elevator in Wolf Point. Rahr Malting Co. in Ray, ND commonly purchases the malt barley and is 80 miles from the farm. Anchor Ingredients in Culbertson will typically buy the feed barley, lentils, and peas for pet food. For transportation of crops, a BNSF main-line railway, which spans from Chicago to Seattle, runs along the eastern side of the farm, dissecting the farm ground and the native pasture in the Breaks.

A reciprocal lease is in place between the Flying O for their only noncontiguous 40-acre piece with a neighbor who has two 20-acre leases on the Fort Peck Reservation that are contiguous to the Flying O Missouri River Farm, thus allowing both party’s pivots to function properly. The farm’s noncontiguous deeded 40-acre piece allows the other party the ability for their pivot to do a full ¾ rotation, and the two 20-acre leases in the reciprocal exchange allow one of the Flying O pivots to do a full 360-degree rotation. There is also a competitive lease with the Bureau of Indian Affairs (BIA)/Fort Peck Tribe on another 20 acres allowing another one of the farm’s pivots on the river (Pivot No. 5) to do a full 180-degree rotation. This competitive BIA lease on 20 acres just renewed for another five-year term ending December 31st, 2025. The reciprocal lease has been in place for 24 years and is due for renewal on or before December 31, 2023. The reciprocal lease will be renewed for another term as a condition of sale. Although there is a competitive BIA lease in place on 20 acres and a current reciprocal lease with the neighbor, exchanging the use of two twenties for a forty, it is important to note that these leases and exchanges would only benefit the respective owners of these pivots. They would be of little other value to another lessee.

Since the seller’s retirement in 2021, a tenant farmer has been in place that has leased the farm for the past year. The tenant’s second annual lease runs until March 1st, 2023, and the tenant would like to continue leasing the farm. The lease payment is based on a crop share but will provide a competitive return on an investment to a new buyer. If the lessee does have to vacate, he will work with a new owner/operator regarding any fall farming operational necessities after he has harvested his crops. If the lease is discontinued, the tenant can vacate the farm after the harvests but would like to utilize the storage facilities on the farm to capitalize on market conditions until March 1st, 2023, which will be the end of his current term. For the buyer looking solely for the ROI and the investment, there is a solid, honest operator in place hoping to continue leasing and looking after the farm.

The seller, who grew up on the farm, retired last year after running it for 45 years. With his motto of “Quality over Quantity”, he created a successful farming operation on the Flying O Missouri River Farm. The excellent water rights and consistent availability of water almost guarantee solid yields on crops year after year. For either a buyer who wants additional production for their existing farm or ranch, or for one who wants to run this farm independently, it is a viable option for a solid investment. In addition, it would make a great feed base or feedlot, or perhaps a superb dairy farm. With pride of ownership evident throughout, seldom do you see a production farm with these type yields and diversification in today’s market.

The improvements are all in excellent shape, very functional, and extremely well maintained. The farm requires no additional enhancements to effectively function under its current program. The home and most of the improvements are situated contiguously across the road from the farm ground and surrounded by the native pasture and breaks overlooking the farm, pivots, and the Missouri River lined with cottonwoods in the distance.

Owner’s Home

The owner’s home is an earth-sheltered home on three sides, with large, picturesque windows overlooking the irrigated farm ground across the road. It is approximately 2,500 sq. ft. with three bedrooms and two full bathrooms. It was constructed in 1983, originally as an earth home. It is open and airy, with a kitchen that flows into the dining and living room. There is an 8′ x 14′ office and a two-car adjoining garage. It is heated with an electric furnace; electric storage heaters and a gas fireplace insert. The electric furnace also provides air conditioning in the summer and fall months. There is a Tribal rural water system that provides water to the house and the shop and is excellent drinking water! The Culbertson school bus route passes right by the home.

Operations Improvements

Manufactured House

The 2006 Highland modular home is 16′ x 80′ with three bedrooms and two bathrooms. The foundation is skirted, and the home is tied down for insurance purposes in place of a foundation. It is located close to the shop and is currently utilized by the lessee for his hired hands.

Heated Shop

The shop would be the envy of most farmers. It is approximately 45′ x 64′, heated by propane with radiant heat and an overhead forced-air heater. There is a full bathroom which is fully plumbed with a toilet, shower, and wash sink. There is also an electric door big enough to get a combine in and out to work on or for storage. The Ingersoll Rand compressor will remain, and any other personal equipment can be negotiated and purchased by a private treaty if desired.

Equipment Storage Shed

The 50′ x 75′ equipment storage shed is light and airy. It is made of heavy fabric with galvanized bows and pillars that are sunk in 3 to 4 feet of concrete. There is also a concrete floor. The fabric is warrantied for 15 years. The doors on both ends are 16′ high and 16′ wide. There is room to store a lot of equipment in this facility with a drive-thru capability.

Galvanized Steel Storage Shed

The 24′ x 30′ galvanized-steel storage shed is big enough to store a combine and cutter.

Grain Bins/80,000 Bushel Storage

There are twelve grain bins all located in close proximity to each other near the owner’s home, shop, equipment shed, and steel building. They are of varying ages, but they are in good condition and very functional. There are three 10,000-bushel bins, five 6,000-bushel bins, and four 3,000-bushel bins. None of them utilize dryers as dryers are not necessary.

Steel Building

This flat storage building stores any overflow grain after harvest if necessary. This 32′ x 80′ steel building with a concrete floor is factored into the 80,000-bushel capacity.

Pivots

There are five pivots on the farm irrigating approximately 1,178 acres with irrigation water rights entirely out of the Missouri River. They are Valley pivots and only Valley parts have been used for replacement parts. They vary in age, but all are in good condition and very functional. Agri Industries in Sidney does most of the work on the pivots when necessary. The Seller can operate the pivots via his cellular phone and watch the pivots and the lights at night from his master bedroom. Although pivots are seldom easy to operate, the modern technology makes this task more manageable. There are three pivots that irrigate 310-315 acres each, one pivot that irrigates 130 acres, and the smallest pivot irrigates approximately 85 to 90 acres. There are three floating pumps, two 75-horsepower pumps that pump 1,900 gallons per minute, and one 60-horsepower pump with a booster that also pumps 1,900 gallons per minute. Any work on the pump motors goes to a small “Ma and Pa” shop in Baker, MT. There are several good pump sites for all three pumps located directly on the Missouri River. The electricity to run the pivots is provided by two different lines through Lower Yellowstone Electric out of Sidney, MT.

Fuel Tanks

The farm includes two 1,000-gallon fuel tanks and one 500-gallon tank for gasoline. This is under the EPA threshold and there are no EPA violations on the farm. All used oil has been hauled out over the life of the farm. There is a burn pit/dump that hosts some old lumber, some household items, and a few tires. It is located up in the Breaks out of sight and will be shown to any prospective buyer looking at the farm. There is no known contamination on the farm.

DECREED IRRIGATION WATER RIGHT

Approximately 1,178 acres of farmland are irrigated with decreed water rights from two diversion points right on the Missouri River. The Reserve water through the Conservation District is water rights that predate the Fish, Wildlife and Parks instream flow of 4,000 CFS. That is very significant! There are 70,000 acres allotted for irrigation in the district and only 12,000 are currently being irrigated. The process for developing more irrigable land on the farm is streamlined, quite easy, and very attainable. An additional 200 acres on the farm could be converted from dryland crop ground into irrigated ground with the addition of some pivot arms on the existing pivots and the implementation of another pivot or two. One would also need to work with the Corp. of Engineers on acquiring a permit for another point of diversion.

A portable pump system with three electric pumps runs simultaneously with two different electric lines (one three-phase and one single-phase) with electricity provided through Lower Yellowstone out of Sidney. During the irrigation season, the pumps are placed directly into the river in their respective points of diversion, not side channels, and pump water vertically out of the river into two ten- and twelve-inch buried mainlines providing the water to the pivots. These two buried mainlines will service five different Valley pivots that can be run concurrently. They are controlled by a GPS system that can be run from a cellular phone. Water has not been an issue including during last year’s drought.

Please View the Offering Brochure for additional information regarding water rights.

STOCK WATER RIGHTS

There are stock water rights on the farm consisting of developed springs, wells and a pasture tap serviced by the Rural Water system, providing ample free water sources for livestock and wildlife.

Please contact our Bozeman Office for a complete list of water rights appurtenant to the Flying O Missouri River Farm.

All water rights in Montana are subject to eventual re-adjudication by the Montana Water Court and, as a result of that process, may be changed as to the validity, amount, priority date, place of use, and any other changes the Court determines to make. The Seller has made all filings currently required and will transfer the water rights as they currently stand with no warranty of future viability. All water rights appurtenant to and for the benefit of the Ranch will be conveyed to the Buyer at the closing of a sale.

Upland-game birds inhabit the area’s coulees, grassy flats, cropland, river bottom, and native pasture in the Breaks. Sharp-tailed grouse and Hungarian partridge all thrive in this unique terrain. Wild geese migrate by the thousands along the Missouri River and rest in the farm’s meadows and cropland in the fall and spring, while filling the sky as they voyage south for the winter and back north for the summer months. Abundant populations of wild turkey and pheasants have also claimed this portion of the river bottom as home.

There is a 40-acre inholding within the farm that is a wetland providing excellent bird and upland-bird habitat. The waterfowl and goose hunting on the Missouri River and the farm is phenomenal. Although you cannot hunt big game without being a member of the tribe within the Fort Peck Reservation, a tribal license, resident, or non-resident can be purchased to hunt ducks and geese as they migrate down the Missouri River heading south in large numbers. The pheasants, sharp-tailed grouse, and Hungarian partridge are plentiful on the farm and can also be hunted with a tribal license. Although you cannot prevent other tribal members from hunting on the farm, historically hunting has been very limited. The opportunity to hunt upland birds, geese and waterfowl on the farm is unlimited!

The pheasant population along the meadow bottoms has thrived over the years. With virtually no hunting pressure, the habitat along the Missouri and nearby grain crops has produced bumper crops of birds. With strong pheasant populations across the hundreds of acres of river bottom, it could be hunted repeatedly with minimal impact. This is truly a bird hunter’s paradise!

Fort Peck Lake, which reaches six counties, is the largest lake in Montana and the fifth largest reservoir in the U.S. Located a 1.5-hour drive from the farm, it is home to about 50 species of fish and has 1,520 miles of shoreline. Created by the 3.8-mile dam in 1930, it stretches across the Missouri River. This tourist destination contains numerous designated recreational sites, countless camping opportunities, abundant fishing, hiking trails, water sports, horse riding areas, hunting, and a wildlife refuge. It is home to the Governor’s Cup Fishing Competition for those wishing to try to catch the largest walleye.

Flying O Missouri River Farm ranges in elevation with the highest point at approximately 2,140 feet above sea level down to approximately 1,910 feet along the banks of the Missouri River. The farm ground south of the highway is relatively flat with an average elevation of 1,925± feet. The land north of the highway varies in elevation throughout the Breaks and the improvements sit at approximately 1,960 feet.

The average annual precipitation is approximately 14 inches of rain and 38 inches of snow, with May and June historically being the wettest months. Additional rainstorms also frequent the region in late July through early August which boosts the grass through the balance of the summer into the fall. The area’s average growing season is approximately 130 to 140 days from early May to late September.

Average maximum temperatures in June, July, and August range from 79° to 87° F. Summer lows range from 50° to 56° Fahrenheit. In December, January, and February average high temperatures are between 24° and 31° F. Winter average minimum is between 2° and 8° F.

This is an area that receives a good amount of sunshine throughout the year with an average of 208 sunny days. (per U.S. Climate Data)

Electricity to the homes on the farm is provided by Sheridan Electric in Medicine Lake, MT. The electricity for the irrigation pumps is provided by Lower Yellowstone out of Sidney. Nemont Telephone Cooperative out of Scobey, MT provides both high-speed internet and phone service. Verizon Wireless is the local cell phone provider and is available at most locations on the farm.

The real estate taxes for 2021 were $13,267.57.

The Sellers will be retaining the mineral, oil, gas, geothermal and hydro-carbon rights they own, subject to reservations by previous owners.

The Sellers hereby make known that there may be variations between the deeded property lines and the location of the existing fence boundary lines on Flying O Missouri River Farm. The Sellers make no warranties with regard to the location of the fence lines in relationship to the deeded property lines, nor do the Sellers make any warranties or representations with regard to specific acreage within the fenced property lines.

The Sellers are selling Flying O Missouri River Farm in its “as is-where is” condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information portrayed thereon is not guaranteed nor warranted.

The Seller’s family has been in northeast Montana since 1914. The grandfather left Iowa heading west to British Columbia but stopped in northeast Montana to visit a friend and never left. After a brief stint working on Snowden Bridge, where the Missouri and Yellowstone Rivers confluence, he hired on with the Frye Cattle Company as they leased much of the eastern half of the Fort Peck Indian Reservation. He ran a hay crew on Muddy Flats and lived out of a tent during the haying season with his wife who cooked for the crew. He fed about 250 head of cattle in the winter, feeding with a team of horses and a pitchfork. Ultimately, Frye purchased most of the land as it was trust land held by the federal government and the grandfather eventually became a tenant farmer for Frye Cattle Company. After the death of the Frye family patriarch, the grandfather purchased the farm in 1941. He utilized a one caricature iconic “Flying O” brand for their growing herd of Hereford cattle. The brand will convey with the sale of the farm to the next owner.

The grandson took over running the farm after graduating from college in 1975 and recognized the opportunity for irrigation production with the availability of water rights out of the Missouri River. He immediately developed the dry cropland on the farm by acquiring water rights directly out of the Missouri River and installing the first pivots in 1977. He eventually transitioned the ranch to a full-time irrigated and dry crop farm. In time, they dispersed the herd of Hereford cattle and developed the farm into an extensive and diverse farming operation that currently raises malt barley, sugar beets, Durum wheat, some spring and winter wheat, and some lentils and peas. The farm has been owned and operated by the same family for over 81 years.

One of the oldest towns in northeastern Montana, Culbertson was established in the year 1887 after the arrival of the Great Northern Railway (then called St. Paul, Minneapolis & Manitoba Railway) when Montana was still a territory. Its name came after Major Alexander Culbertson, the former head of the American Fur Company and a mountain man. Culbertson won the respect of the Blackfeet Indians as a fair trader and fur trading began in this location. Later it became a trade center for the emerging cattle industry. The town was first seen by white men through the eyes of Lewis and Clark in the year 1805 as abundant in wild game and lushes’ grassland. They camped at the confluence of the Missouri and Yellowstone Rivers, just across what is now the Montana-North Dakota border about twenty miles northeast of present-day Sydney.

Game is still very abundant. We can scarcely cast our eyes in any direction without perceiving deer, elk, buffalo, or antelopes.

Captain Meriwether Lewis, April 27, 1805 – Corps of Discovery

From the 1830s to the 1850s, to the northeast of Sidney, the Old Fort Union, built in 1828, now a National Historic Site, was a hub for trade and commerce at the convergence of the rivers. Known as a center of “peaceful economic and social exchange,” Fort Union welcomed both Indian and white traders inside its gates. The fur trade on the upper Yellowstone and Missouri Rivers thrived and the Indians and the white man lived harmoniously for the period between 1806 and the end of the Civil War in 1865. With the conclusion of the Civil War, whites moved west in droves resulting in the eventual relocation of the Indians to reservations.

Between 1870 and the mid-1880s, Montana cattle numbers exploded from about 50,000 to over 1,000,000! Buffalo were rapidly killed off by fur traders, Indians, and cattlemen, while cattle mingling in the vast buffalo herds were lost to Indians and rustlers. As the Indians were relocated, the cattlemen obtained access to the plains of eastern Montana and North Dakota. Miles City became known as the “urban center” of the region serving as a major shipping point for cattle heading east by rail.

This “Cattle Boom” hit a difficult period between 1886 and 1891. The finite resource of grass had reached its limit; overgrazing, several dry years, and the severe winter of 1886-87 led to massive losses. One historian notes “… it is estimated that stock growers lost 95% of their cattle to starvation.” Cattlemen soon realized that managing the grass and addressing common problems resulted in greater profits. Stock growers’ associations were formed and remain operational even today.

The size, scope, and resource condition of Flying O Missouri River Farm provide all the necessary ingredients for a successful investment in production agriculture along with considerable recreational opportunities for either a resident or non-resident owner. For those who have closely followed farm property values in Montana in recent years, this offering is priced very competitively in today’s market with solid management in place to continue realizing consistent returns even in the past drought conditions. With solid water rights, Flying O Missouri River Farm is situated in one of Montana’s most reliable river drainages. The Missouri River flows with the quantity of water to ensure a solid irrigating season year in and year out and with the farm’s excellent soil profiles, it continually produces quality crops and yields.

This farm will provide a competitive return on investment (ROI) for a savvy buyer that chooses to keep the current tenant in place. For the buyer that wants to operate the farm themselves, the consistency of the water for the irrigable cropland, soil quality and the consistent crop yields will ensure an excellent investment in a very productive farm.

Flying O Missouri River Farm provides the unique opportunity to acquire approximately 2,577± acres of deeded land with 1,178± acres of irrigable land, 606± acres of dry cropland, and 773± acres of native range with impeccable improvements in some of Montana’s most productive farming and cattle country. Rarely does a farm like this come on the market that provides proven agricultural production and income along with solid upland-game bird and waterfowl hunting or watching. This is a true gem and a turn-key opportunity!

OFFERING PRICE and CONDITIONS OF SALE

Flying O Missouri River Farm, as previously described herein, is offered at US $6,395,000.00 Cash or Terms acceptable solely at the discretion of the Seller. As of May 2022, the conditions of sale are as follows:

1. All offers to purchase, or letters of intent must be in writing and accompanied by earnest money made payable to the escrow account of American First Title Company in Glasgow, MT.
2. Earnest money deposits will be placed in escrow with American First Title Company of Glasgow, MT which will then place the funds with local banks at nominal rates of interest accruing to the benefit of the Buyer until Closing, should the appropriate paperwork be completed.
3. All Prospective Buyers must demonstrate to the satisfaction of the Listing Agent the financial capability to purchase the Farm prior to scheduling a personal tour of the property.
4. The Sellers will provide and pay for a standard owner’s title insurance policy. Title to the real property will be conveyed by a limited warranty deed.
5. All the appurtenant water rights controlled by the Farm will be transferred to the Buyer at Closing.
6. The Sellers will be retaining the mineral, oil, gas, geothermal and hydro-carbon rights they own, subject to reservations by previous owners.
7. Buyers’ Brokers are welcome and invited to contact David A Lowry with Swan Land Company for additional information and to set up a private tour of the farm.
8. Any additional documentation provided to Prospective Buyers and their Agents related to and expanding upon the information contained in this offering brochure will be subject to terms of a Confidentiality Agreement to be signed by the Prospective Buyer and their Agents prior to the delivery of such documentation.

The Sellers reserve the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Sellers may acquire.

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Sellers. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Sellers or Swan Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.

TERMS OF INSPECTION

A 48-hour notice is requested to make proper arrangements for an inspection of Flying O Missouri River Farm.

Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of Flying O Missouri River Farm. Since 2002, we have focused on the brokerage of significant ranches, farms, and recreational properties throughout the Rocky Mountain West.

This Offering is based on information believed to be correct; however, it is subject to errors, omissions, prior sale, and change or withdrawal without notice. Information contained herein has been provided by the Sellers or obtained from other sources deemed reliable. The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent investigation.

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David A. Lowry

406.522.7342 | [email protected]

My love for the land runs deep. I’ve been fortunate enough to lease and own working and recreational ranches in some truly breathtaking places, including Colorado, Montana, and British Columbia. As an avid hunter and angler with an entrepreneurial streak, I’ve always been equally passionate about the working and recreational aspects of running a ranch. ...

Meet the Broker